High Park Residences captured 21% of all resale caveats in District 28 this month — unusually concentrated activity for one project.
Transaction volume picked up in District 28 in July 2026, with 24 resale caveats compared to 21 in June. Month-on-month, the district median PSF softened 1.6% to $1,507 — giving buyers a softer entry point. The district sits below the OCR region median of $1,534 psf (-1.7%).
Verified as of 30 Aug 2026 · Latest URA data through Jul 2026
District 28 vs OCR vs Island Wide — Median PSF, last 3 months. Source: URA REALIS.
| Metric | District 28 | OCR Region | Island Wide |
|---|---|---|---|
| Median PSF | $1,507 | $1,534 | $1,710 |
| Caveats | 24 | 626 | 1,115 |
| vs D28 | — | +1.8% | +13.5% |
District 28 ranks #10 of 28 OCR districts by median PSF this month. Island Wide spans all districts and market segments, including a small number of legacy-labeled caveats. Source: URA REALIS.
3-Month Trend
| Month | Caveats | Median PSF | MoM |
|---|---|---|---|
| May 2026 | 31 | $1,572 | +3.9% |
| Jun 2026 | 21 | $1,531 | -2.6% |
| Jul 2026 | 24 | $1,507 | -1.6% |
Over the 3 months to July 2026, District 28's median PSF has eased (-4.1%), while caveat volume shrank.
Condo & EC resale only. Source: URA REALIS.
The $1,507 median PSF represents a 1.6% dip against June's $1,531. Caveat count rose 14% from 21 to 24. Figures cover condo and EC resale only — landed and strata-landed are excluded as their per-sqft dynamics differ materially from the strata market. Both sides should anchor to recent comparables.
This month in District 28: 1 dual-key unit · 2 study units · 1 duplex unit.
A Roncasa exclusive — no other Singapore property platform surfaces penthouse, dual-key, study, sky, or duplex units at the individual-caveat level.
Top Projects by Volume
| Project | Caveats | Share | Median PSF | vs D28 |
|---|---|---|---|---|
| High Park Residences | 5 | 21% | $1,676 | +11.2% |
| Parc Botannia | 4 | 17% | $1,638 | +8.7% |
| The Topiary | 4 | 17% | $1,590 | +5.5% |
| Riverbank @ Fernvale | 3 | 12% | $1,503 | -0.3% |
| Grande Vista | 2 | 8% | $1,340 | -11.1% |
| All other projects | 6 | 25% | — | — |
High Park Residences led with 5 caveats (21% of all district resale) at a median $1,676 psf — 11% above the district median. Parc Botannia and The Topiary followed with 4 and 4 caveats respectively. Concentration in a few projects usually signals strong secondary-market liquidity — these PSF figures are your most current real-world price anchors. Concentrated activity at one project means better price discovery there than anywhere else in the district right now.
Top 5 projects by caveat count. Source: URA REALIS.
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| Studio | 0 | No resale caveats lodged in the past 12 months for this size. | ||
| 1-Bed | 2 | — | $1,618 12-mo avg · 34 caveats | — |
| 2-Bed | 6 | 25% | $1,523 | -8.4% |
| 3-Bed | 12 | 50% | $1,505 | +1.8% |
| 4-Bed+ (est.) | 4 | — | $1,535 12-mo avg · 57 caveats | — |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 1-Bed | 2 | — | $1,618 12-mo avg · 34 caveats | — |
Top Projects — 1-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| High Park Residences | 1 | 50.0% | $1,681 |
| Parc Botannia | 1 | 50.0% | $1,754 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 2-Bed | 6 | 25% | $1,523 | -8.4% |
Top Projects — 2-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Parc Botannia | 2 | 33.3% | $1,470 |
| Riverbank @ Fernvale | 2 | 33.3% | $1,441 |
| High Park Residences | 1 | 16.7% | $1,696 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 3-Bed | 12 | 50% | $1,505 | +1.8% |
Top Projects — 3-Bed
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| The Topiary | 3 | 25.0% | $1,631 |
| High Park Residences | 2 | 16.7% | $1,582 |
| Seletar Springs Condominium | 2 | 16.7% | $1,145 |
| Type | Caveats | Share | Median PSF | MoM PSF |
|---|---|---|---|---|
| 4-Bed+ (est.) | 4 | — | $1,535 12-mo avg · 57 caveats | — |
Top Projects — 4-Bed+
| Project | Caveats | Share of Bucket | Median PSF |
|---|---|---|---|
| Grande Vista | 1 | 25.0% | $1,255 |
| High Park Residences | 1 | 25.0% | $1,676 |
| Lush Acres | 1 | 25.0% | $1,449 |
3-Bed units led resale activity in July 2026, accounting for 12 of 24 caveats (50%) at a median $1,505 psf.
Type matched from Roncasa unit-mix database where available; others inferred from unit size. Source: URA REALIS + Roncasa unit mix.
Median PSF by Bedroom Type — 3-Month Movement
Each bedroom size moves differently — this isolates the trend per size. Source: URA REALIS.
Top Resale Transactions
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Grande Vista | 01-05 | 2,024 | $2,540,000 | $1,255 |
| Grande Vista | 01-05 | 1,636 | $2,330,000 | $1,424 |
| Sunrise Gardens | 01-05 | 2,067 | $2,090,000 | $1,011 |
| Lush Acres | 16-20 | 1,346 | $1,950,000 | $1,449 |
| High Park Residences | 06-10 | 1,152 | $1,930,000 | $1,676 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| High Park Residences | 06-10 | 452 | $760,000 | $1,681 |
| Parc Botannia | 11-15 | 431 | $755,000 | $1,754 |
Showing all 2 transactions this month for this size.
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Parc Botannia | 21-25 | 936 | $1,308,000 | $1,397 |
| The Topiary | 11-15 | 753 | $1,168,000 | $1,550 |
| High Park Residences | 11-15 | 678 | $1,150,000 | $1,696 |
| Parc Botannia | 21-25 | 700 | $1,080,000 | $1,544 |
| Riverbank @ Fernvale | 01-05 | 710 | $1,068,000 | $1,503 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Grande Vista | 01-05 | 1,636 | $2,330,000 | $1,424 |
| Seletar Springs Condominium | 01-05 | 1,561 | $1,800,000 | $1,153 |
| H2o Residences | 01-05 | 1,195 | $1,790,000 | $1,498 |
| The Greenwich | 01-05 | 1,227 | $1,788,000 | $1,457 |
| The Topiary | 16-20 | 1,055 | $1,725,000 | $1,635 |
| Project | Floor | Size (sqft) | Price | PSF |
|---|---|---|---|---|
| Grande Vista | 01-05 | 2,024 | $2,540,000 | $1,255 |
| Sunrise Gardens | 01-05 | 2,067 | $2,090,000 | $1,011 |
| Lush Acres | 16-20 | 1,346 | $1,950,000 | $1,449 |
| High Park Residences | 06-10 | 1,152 | $1,930,000 | $1,676 |
Showing all 4 transactions this month for this size.
Top 5 resale caveats by transaction price. Bedroom count from Roncasa's crown-jewel bedroom routing (est. = rare area-size fallback for the unmatched caveat). Condo & EC only. Source: URA REALIS.
OCR vs Singapore-wide vacancy rate, last 8 quarters. Source: SingStat / URA.
At 5.2% and rising 0.3pp QoQ, OCR vacancy is balanced, in line with the long-run norm — a useful signal for anyone weighing a rental play here.
Rents holding steady (+0.0% MoM) on steady demand.
+2 additional leases this month had no URA bedroom type on file (inferred from unit size only) — excluded from the stats above for a cleaner per-bedroom signal.
Top Projects — 1-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| Parc Botannia | 6 | $2,700/mo |
| High Park Residences | 4 | $2,675/mo |
| Seletar Park Residence | 4 | $2,725/mo |
Rents holding steady (+0.0% MoM) on steady demand.
+1 additional lease this month had no URA bedroom type on file (inferred from unit size only) — excluded from the stats above for a cleaner per-bedroom signal.
Top Projects — 2-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| High Park Residences | 10 | $3,175/mo |
| Rivertrees Residences | 6 | $3,100/mo |
| H2o Residences | 4 | $3,200/mo |
Rents firming (+7.9% MoM) on steady demand.
Top Projects — 3-Bed Rentals
| Project | Leases | Median Rent |
|---|---|---|
| H2o Residences | 4 | $4,100/mo |
| High Park Residences | 2 | $3,800/mo |
| Riverbank @ Fernvale | 2 | $3,800/mo |
Rents softening (-5.7% MoM) on rising demand.
Top Projects — 4-Bed+ Rentals
| Project | Leases | Median Rent |
|---|---|---|
| The Topiary | 3 | $4,500/mo |
| Grande Vista | 1 | $7,100/mo |
| High Park Residences | 1 | $5,000/mo |
Private residential leases lodged with URA. Excludes HDB. URA tenancy agreements don't require bedroom type — ~13% of leases are unspecified; inferred from unit size where possible. Source: URA REALIS.
Unsold Stock
| Project | Available | Total | % Sold |
|---|---|---|---|
| Belgravia Ace | 23 units | 104 units | 78% |
Thin new launch inventory (23 units across 1 project) — late-stage availability tends to be niche (specific types, higher floors). For most buyers here, resale is the market. With almost no new launch left, resale is effectively the only market. Don't expect developers to set the price ceiling here.
Source: EcoProp live balance. Latest available snapshot.
New Launch Volume Analysis
| Scope | New Sale | Vol MoM | Median PSF | PSF MoM |
|---|---|---|---|---|
| District | 0 units | — | — | — |
| Region | 265 units | +215.5% | $2,340 | +7.1% |
| Singapore | 657 units | +253.2% | $2,683 | +4.4% |
Region normalizes legacy market_segment labels (e.g. "Outside Central Region" alongside "OCR"). New Sale, condo & EC only. Source: URA REALIS.
District 28 sold 0 new launch units this month — #None of 22 districts. D11 led with 208.
0.0% of the 657-unit Singapore total. Source: URA REALIS.
District 28 held its pricing in July 2026 with minimal movement. That kind of stability reflects a balanced market — neither side holds strong leverage. For buyers, this is a window — softening PSF with available stock is the better entry setup. Don't wait for the market to confirm the bottom. New launch supply is limited — treat resale listings as the real price benchmark here, not developer pricing on what's left.
Flat — no clear month-on-month PSF signal yet for this size.
Rental steady, +0.0% MoM (15 leases last month). Currently +5.5% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $942,000–$1,110,000 | $1,503–$1,633 psf |
| High (11+) | $1,028,000–$1,168,000 | $1,544–$1,696 psf |
P25–P75 range. Last 3 months, 1-Bed units only.
Get a Free ValuationSoftening (-8.4% MoM) — buyers may push back on this size.
Rental steady, +0.0% MoM (30 leases last month). Currently -0.7% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,350,000–$1,720,000 | $1,451–$1,603 psf |
| High (11+) | $1,425,686–$1,725,000 | $1,558–$1,732 psf |
P25–P75 range. Last 3 months, 2-Bed units only.
Get a Free ValuationFlat (+1.8% MoM) — anchor to recent comparables.
Rental strong, +7.9% MoM — supports pricing (18 leases last month). Currently -1.9% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $1,480,000–$1,788,000 | $1,082–$1,388 psf |
| High (11+) | $1,950,000–$2,200,000 | $1,449–$1,642 psf |
P25–P75 range. Last 3 months, 3-Bed units only.
Get a Free ValuationFlat — no clear month-on-month PSF signal yet for this size.
Rental softening, -5.7% MoM — price with that in mind (8 leases last month). Currently +0.1% vs the OCR median.
| Floor Band | Price Range | PSF Range |
|---|---|---|
| Low (01–10) | $2,000,000–$2,330,000 | $1,011–$1,255 psf |
| High (11+) | Insufficient data (< 3 txns) | |
P25–P75 range. Last 3 months, 4-Bed+ units only.
Get a Free ValuationRents holding steady (+0.0% MoM) on steady demand.
| Project | Leases | Median Rent |
|---|---|---|
| Parc Botannia | 6 | $2,700/mo |
| High Park Residences | 4 | $2,675/mo |
| Seletar Park Residence | 4 | $2,725/mo |
Low/High = P25–P75 rent range this month. Est. gross yield = (median rent × 12) ÷ (median PSF × typical unit size). Not a guaranteed return.
Gross yield = annual rent ÷ purchase price. A rough income-return gauge before costs. Higher = more rental income per dollar invested.
Talk Rental StrategyRents holding steady (+0.0% MoM) on steady demand.
| Project | Leases | Median Rent |
|---|---|---|
| High Park Residences | 10 | $3,175/mo |
| Rivertrees Residences | 6 | $3,100/mo |
| H2o Residences | 4 | $3,200/mo |
Low/High = P25–P75 rent range this month. Est. gross yield = (median rent × 12) ÷ (median PSF × typical unit size). Not a guaranteed return.
Gross yield = annual rent ÷ purchase price. A rough income-return gauge before costs. Higher = more rental income per dollar invested.
Talk Rental StrategyRents firming (+7.9% MoM) on steady demand.
| Project | Leases | Median Rent |
|---|---|---|
| H2o Residences | 4 | $4,100/mo |
| High Park Residences | 2 | $3,800/mo |
| Riverbank @ Fernvale | 2 | $3,800/mo |
Low/High = P25–P75 rent range this month. Est. gross yield = (median rent × 12) ÷ (median PSF × typical unit size). Not a guaranteed return.
Gross yield = annual rent ÷ purchase price. A rough income-return gauge before costs. Higher = more rental income per dollar invested.
Talk Rental StrategyRents softening (-5.7% MoM) on rising demand.
| Project | Leases | Median Rent |
|---|---|---|
| The Topiary | 3 | $4,500/mo |
| Grande Vista | 1 | $7,100/mo |
| High Park Residences | 1 | $5,000/mo |
Low/High = P25–P75 rent range this month. Est. gross yield = (median rent × 12) ÷ (median PSF × typical unit size). Not a guaranteed return.
Gross yield = annual rent ÷ purchase price. A rough income-return gauge before costs. Higher = more rental income per dollar invested.
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